View - Delaware Valley Regional Planning Commission

TABLE OF CONTENTS
Reclaiming Brownfields: A Primer for Municipalities
About this Primer
1
Publication No.: 09002
What is a Brownfield?
2
Date Published: September 2008
Overview: The Brownfield Redevelopment Process
4
Geographic Area Covered: Delaware Valley region
Brownfield Redevelopment: Benefits and Barriers
6
Brownfields: The Federal Framework
8
Key Words: brownfields, redevelopment, vacant property, site remediation, economic development,
environment, revitalization, infill development, technical assistance
Brownfield Redevelopment: Focus on Pennsylvania
10
Brownfield Redevelopment: Focus on New Jersey
12
Brownfield Site Assessment
14
Economic, Community, and Equitable Development
16
From Brownfields to Green Development
18
Market Analysis and Promoting Brownfield Reuse
20
Actions for Local Governments
22
ABSTRACT
This resource provides information about brownfields redevelopment targeted to municipal planners
and decision-makers. The primer defines brownfields, identifies benefits and barriers involved in
brownfield redevelopment, discusses related issues such as green building and equitable development,
and describes Pennsylvania, New Jersey, and federal brownfields funding and technical assistance
resources. The primer is organized within a folder. The folder also contains case studies of brownfield
redevelopment projects from the region, as well as two previously-published DVRPC resources on
brownfields: the Brownfields Resource Guide: Funding and Technical Assistance for Remediation and
Reuse (publication number 07052) and Municipal Implementation Tool #10: Reclaiming Brownfields.
Created in 1965, the Delaware Valley Regional Planning Commission (DVRPC) is an interstate,
intercounty, and intercity agency that provides continuing, comprehensive, and coordinated planning to
shape a vision for the future growth of the Delaware Valley region. The region includes Bucks,
Chester, Delaware, and Montgomery counties, as well as the City of Philadelphia, in Pennsylvania; and
Burlington, Camden, Gloucester, and Mercer counties in New Jersey. DVRPC provides technical
assistance and services; conducts high-priority studies that respond to the requests and demands of
member state and local governments; fosters cooperation among various constituents to forge a
consensus on diverse regional issues; determines and meets the needs of the private sector; and
practices public outreach efforts to promote two-way communication and public awareness of regional
issues and the Commission.
ABOUT THIS PRIMER
There are numerous brownfields in the Delaware Valley region, and each represents an opportunity to
improve the environment, create economic opportunity, and restore a community’s physical and social
fabric. In recognition of the many benefits of brownfield redevelopment, the Delaware Valley
Regional Planning Commission (DVRPC) includes the rebuilding of abandoned brownfield sites as a
goal in the Destination 2030 Long Range Plan. To support this goal, DVRPC created Reclaiming
Brownfields: A Primer for Municipalities. This resource was created to foster awareness among local
government decision-makers about the benefits and challenges of brownfield redevelopment.
Reclaiming Brownfields: A Primer for Municipalities is packaged in a folder with a selection of other
brownfields resources created by DVRPC. The folder includes:
Our logo is adapted from the official DVRPC seal, and is designed as a stylized image of the Delaware
Valley. The outer ring symbolizes the region as a whole, while the diagonal bar signifies the Delaware
River. The two adjoining crescents represent the Commonwealth of Pennsylvania and the State of
New Jersey.
Reclaiming Brownfields: A Primer for Municipalities
Brownfields Resource Guide
Municipal Implementation Tool #10: Reclaiming Brownfields
DVRPC is funded by a variety of funding sources, including federal grants from the U.S. Department
of Transportation’s Federal Highway Administration (FHWA) and Federal Transit Administration
(FTA), the Pennsylvania and New Jersey departments of transportation, as well as by DVRPC’s state
and local member governments. The authors, however, are solely responsible for its findings and
conclusions, which may not represent the official views or policies of the funding agencies.
DVRPC fully complies with Title VI of the Civil Rights Act of 1964 and related statutes and
regulations in all programs and activities. DVRPC public meetings are always held in ADA-accessible
facilities and in transit-accessible locations when possible. Auxiliary services can be provided to
individuals who submit a request at least seven days prior to a meeting. For more information, please
call (215) 238-2871.
Case Studies
¾ American Metro Center, Hamilton Township, Mercer County, NJ
¾ Greensgrow Farms, Kensington, City of Philadelphia, PA
¾ Pembroke North, Radnor Township, Delaware County, PA
¾ Philadelphia Navy Yard, City of Philadelphia, PA
¾ Riverfront North, Bristol Borough, Bucks County, PA
¾ Route 73 South Redevelopment Area, Borough of Palmyra, Burlington
County, NJ
¾ The Victor Building, City of Camden, Camden County, NJ
For more information about DVRPC’s resources for brownfield redevelopment, please contact
Evangeline Linkous, Planning Analyst, DVRPC, at (215) 238-2865 or [email protected].
01
WHAT IS A BROWNFIELD?
DEFINITION
A brownfield is a property that is abandoned or underutilized because of either real or perceived
contamination. Definitions from relevant agencies include:
¾ Create a strong and coordinated messaging campaign to communicate the local government’s
interest in brownfield redevelopment to potential investors. This may include the preparation of
professional real estate listings to attract private capital.
¾ United States Environmental Protection Agency
Brownfields are real property, the expansion, redevelopment, or reuse of which may be
complicated by the presence or potential presence of a hazardous substance, pollutant, or
contaminant.
¾ Work with developers to leverage public resources that may be available for brownfield
remediation projects at the federal and state levels.
¾ United States Conference of Mayors
A brownfield is an abandoned or underutilized property where expansion or redevelopment is
complicated by either real or perceived environmental contamination.
¾ Revise existing zoning in order to allow for additional, appropriate forms of development on
existing brownfields. For instance, zoning could be updated from industrial to mixed use.
¾ State of New Jersey
A brownfield is defined under New Jersey state law (N.J.S.A. 58:10B-23.d) as "any former or
current commercial or industrial site that is currently vacant or underutilized and on which
there has been, or there is suspected to have been, a discharge of a contaminant."
¾ Assist developers in establishing community support for their projects.
¾ Streamline permit review processes in order to facilitate the completion of costly
predevelopment and cleanup tasks.
¾ Commonwealth of Pennsylvania
The main Pennsylvania program that administers brownfields programs is called Land
Recycling. The Land Recycling program deals with the voluntary cleanup and reuse of
contaminated commercial and industrial sites.
O’Neill Properties is remediating and redeveloping a 77-acre brownfield in Malvern, Pennsylvania. Formerly the
site of the Worthington Steel Factory, the new mixed-use development will be called Uptown Worthington and
will feature retail, residential, and office uses. Source: www.oneillproperties.com
A 10-acre former industrial property was redeveloped into Campbell’s Field ballpark.
Home to the Camden Riversharks, Campbell’s Field is a centerpiece of the
redeveloped Camden, New Jersey waterfront. Source: www.bridgeandtunnelclub.com
02
Local governments must identify and leverage key available resources in
order to attract investors and get projects off the ground!
23
ACTIONS FOR LOCAL GOVERNMENTS
STEPS LOCAL GOVERNMENTS CAN TAKE TO FACILITATE REUSE OF BROWNFIELDS
¾ Utilize PASiteSearch and/or New Jersey Brownfields Site Mart by listing publicly-controlled
brownfields that are available for redevelopment. Private owners of contaminated properties
should be encouraged to list their properties on these resources as well.
¾ Develop and maintain municipal brownfield inventories as part of local comprehensive
planning efforts.
¾ Provide local tax incentives (abatements, tax increment finance districts, etc.) that make the
remediation and reuse of brownfield properties more attractive to developers.
CONTAMINATION AND UNCERTAINTY
It is important to note that a property may be
identified as a brownfield based on real or
perceived
contamination.
Prospective
participants in the redevelopment process—
including developers, lenders, and public
partners—are likely to view properties where
environmental contamination may have
occurred as high risk. In the development arena,
unknowns translate into risk—of potential cost
overruns, time delays, regulatory changes, and
other “deal killers.” This means that properties
where industrial activities, automobile services,
and other uses involving chemicals and heavy Westrum Development Company transformed a
metals took place may remain vacant or brownfield site into Brewerytown Square, the first
underutilized as investors focus on more phase of a larger master-planned new home
predictable development opportunities. Until an community that will eventually encompass 600-700
homes
on
17
adjoining
acres.
Source:
environmental assessment takes place that www.philadelphiasustainabilityawards.com
clearly identifies the environmental conditions
at a brownfield site—thus providing a developer with knowledge of the time and costs required for
redevelopment—the potential contamination creates uncertainty and thwarts reuse.
BROWNFIELDS AND GREYFIELDS
Brownfields should be distinguished from greyfields. Greyfield is a term used to describe formerlyviable retail and commercial shopping sites (such as malls and shopping centers) that have been
abandoned as newer commercial developments draw shoppers away. Usually, there is very little
commercial activity at a greyfield site, or all tenants have vacated the premises, leaving only empty
buildings behind. Greyfields take their name from the vast asphalt parking lots that typically dominate
these abandoned sites. The main difference between a brownfield and a greyfield is that a brownfield is
(or is perceived to be) contaminated, whereas a greyfield is underutilized only due to disinvestment.
Images from a brochure for the Town of
Bryn Eyre, a traditional-neighborhood
community being developed as part of
the redevelopment of the 3,000-acre
Bethlehem Steel brownfield site (shown
at top). Located just northwest of the
Delaware Valley region in Berks County,
Pennsylvania, the town will include an
estimated 12,500 homes and space for
16,000
jobs.
Source:
www.may8consulting.com
22
ARE THERE BROWNFIELDS IN YOUR COMMUNITY?
Abandoned industrial sites are easily recognized as brownfields.
However, communities should also be aware of the less-apparent
brownfield sites that, if reused, present community and economic
development opportunities.
Examples of sometimes-overlooked brownfields include:
¾ Abandoned or underutilized gas stations
¾ Former automobile service facilities
¾ Vacant lumber yards
¾ Former transportation depots or transfer facilities
¾ Abandoned storage sites
03
OVERVIEW:
THE BROWNFIELD REDEVELOPMENT PROCESS
The brownfield redevelopment process typically follows four steps. Within each of these steps, there
are multiple activities that may occur, and the order of these activities may vary. This description of
the redevelopment process is drawn from Anatomy of Brownfields Redevelopment, part of the
Brownfields Solutions Series from the U.S. Environmental Protection Agency. Consult this source for
a more detailed description of the brownfield redevelopment process.
PRE-DEVELOPMENT
¾ Identify and refine a development idea – One of the first steps in the pre-development
process is to identify and assess potential reuses for the property. Keep in mind that reuse will
be driven by the cleanup standard implemented. The input of the community should also be
reflected in development concepts to ensure that a project has stakeholder support.
¾ Conduct due diligence – Prior to purchasing a property, it may be appropriate to obtain
property assessments, research land and building titles, and conduct outreach to stakeholders. A
developer is likely to put together a pro forma analysis to determine the economic viability of
the project. A Phase I (and Phase II if necessary) environmental assessment is also typical at
this stage of pre-development.
¾ Secure access to the property – Typically, a Phase I assessment will precede property
acquisition, meaning access to the site may be required. Strategize how property ownership or
control will be acquired once the assessment is complete.
¾ Identify sources of funding – Funding for brownfield redevelopment projects may include
debt financing, equity financing, tax credits, tax abatements, grants, bonds, and other public
and private sources.
SECURING THE DEAL
¾ Contract negotiation – Once the pre-development
step has yielded the decision to purchase a property
and continue with a project, contract terms between
the buyer and seller must be negotiated. In addition
to normal property and building issues, contracts for
brownfield properties should determine liability for
cleanup.
¾ Secure financing – Brownfield projects are often
funded through a combination of private and public
Bellmawr Borough, New Jersey, is exploring
sources.
transit-oriented redevelopment of the
¾ Establish a remedial action plan – In brownfields Bellmawr Sanitary Landfills. Source:
redevelopment, it is difficult to transfer a property Camden County
between owners if the remediation costs are not
quantified. Therefore, in most situations, environmental contamination on a property is
completely characterized and a remedial action plan is put in place before a property is secured.
¾ Securing the property and formal commitment – The property should be obtained through a
purchase or sale agreement, or involuntary acquisition methods such as foreclosure. Once
obtained, any zoning changes that may be required should be pursued.
04
SITE REUSE ASSESSMENT
Selecting the appropriate reuse for a brownfield site should require the consideration of several factors,
including:
¾ Property characteristics
o Acreage
o Topography
o Existing improvements
o Infrastructure
o Zoning
¾ Physical setting
o Property features
o Property location and access
o Neighboring land use and municipal development plans
o Relationship of property to region
¾ Ownership and use
o Current and historical past uses
o Ownership
o Current owner or purchaser preferences and plans
o Needs and interests of neighboring residents
¾ Economic synergies
o Demographic trends
o Growing industries
o Changing markets
o Opportunities for public-private partnerships
o Available incentives and programs
STRATEGIES FOR PROMOTING SITE REUSE
¾ Involve stakeholders to generate financial, political, and community capital to support a
project. Projects with support are attractive to investors, public funding, and end users.
¾ Utilize planning strategies to remove impediments to project progress and create value at a
site. Planning efforts that can be helpful for brownfield redevelopment include revising zoning,
assembling parcels, creating synergies between sites, and creating transportation assets.
¾ Create a vision to build consensus about project reuse and create excitement among
stakeholders. Strategies for creating a vision include conducting surveys, hosting community
workshops, and organizing design charettes.
¾ Forge public-private partnerships. Public partners in the redevelopment process can
reposition or gain access to sites, act as conduits for grants/funding, and assist in planning.
Private partners have expertise in development to help move projects forward on time and on
budget.
¾ Consider building green to combat the stigma of brownfields and create interest in a project,
while also reducing the negative environmental impacts of development.
¾ Utilize site location resources such as PASiteSearch or the New Jersey Brownfields Site Mart
to promote sites.
21
MARKET ANALYSIS
AND PROMOTING BROWNFIELD REUSE
This Fact Sheet summarizes two key processes in the redevelopment of brownfields: market analysis
and marketing. The information presented here is based on the Real Estate Development and
Contaminated Sites: Achieving Success in Today’s Regulatory Environment course manual from the
U.S. Environmental Protection Agency.
MARKET ANALYSIS AND FEASIBILITY
The purpose of a market analysis is to identify opportunities for growth and development within the
real estate market. A market analysis for a brownfield project is similar to that of a conventional
development project in many ways, except that the developer must also consider issues of risk and
liability related to environmental contamination. There are a number of approaches to conducting a
market analysis, which may focus on one or a number of the following: the local economy, a particular
real estate market, or project marketability.
A key first step in conducting a market analysis is development of a pro forma. A pro forma is a
statement that represents the probable future net operating income of an investment property. A pro
forma is also sometimes called an operating or cash-flow statement, or an income-and-expense
analysis.
Some of the questions a market analysis should consider are:
¾ Who will be the end-user?
¾ What price will the end-user pay?
¾ How quickly will the project be absorbed in the market?
¾ How might the project be planned or marketed to make it more competitive in its market?
¾ What impact (if any) will there be from the stigma of brownfield/environmental contamination?
¾ What will be the impact of unexpected environmental remediation cost increases on project
feasibility?
¾ What will be the impact of unexpected environmental remediation time delays on project
feasibility?
¾ What will be the impact of a softened market on the project?
¾ What are the challenges in obtaining control of the site?
¾ Can the project be insured?
In Riverside Township, New Jersey, planning is
underway for the transformation of an area known as
the Golden Triangle into a $200 million transitoriented, mixed-use development. The centerpiece of
the 32-acre brownfield site is the Keystone
Watchcase Tower, which has been vacant for more
than 50 years and is located directly opposite an NJ
Transit River LINE station. Kaplan Companies, Keating
Development Companies, and Pulte Homes have
signed a development agreement with the township.
Source: Rutgers University
20
CLEANUP AND DEVELOPMENT
¾ Approvals – Obtain all land use and construction approvals and secure permits.
¾ Cleanup – Property cleanup is conducted based on the remedial action plan. If an entity that
did not contribute to the contamination is performing the remediation, it may do so through a
state voluntary cleanup program, which may limit liability associated with any residual or
newly-discovered contamination after cleanup. A cleanup may be considered complete when
local, state, or federal regulatory closure (e.g., a No Further Action Letter) is issued.
¾ Integrate cleanup and construction – Based on assessment activities, planned cleanup
actions, and stakeholder input, developers are typically able to integrate cleanup and
construction activities.
¾ Property sale or lease – Leasing may begin when the construction schedule is determined.
¾ Completion and formal opening – An opening ceremony in which brokers, neighbors, and
elected officials are invited to view the completed project can boost goodwill and support for
the project and development team.
PROPERTY MANAGEMENT
¾ Long-term operations and maintenance of remedial systems – Some remedial systems, such
as groundwater pump-and-treat systems, require long-term operation and maintenance. In these
instances, the property owner may be responsible for submitting monitoring reports to the
agency with regulatory oversight. Many brownfield properties incorporate engineering and
institutional controls in their remedial plans to restrict property access or use. Property owners
must maintain awareness of these restrictions and ensure that the restrictions transfer to the new
owner if the property is sold.
THREE COMMON BROWNFIELD REDEVELOPMENT SCENARIOS
Private Redevelopment
A developer takes responsibility for the entire redevelopment process but may
require some limited public investment to first define the extent of
contamination.
Public-Private Redevelopment
In typical public-private partnerships associated with brownfields restoration,
the public entity usually sponsors the project and provides some initial funding
(often for environmental assessments and infrastructure), and the private
sector funds and manages the pre-development and construction phases.
Public-led Redevelopment
In a typical public redevelopment scenario, a municipality takes responsibility
for the entire assessment and cleanup process. Usually, the municipality takes
ownership of the property by foreclosure, eminent domain, or voluntary
purchase. Once remediated, the property may be used by the municipality, or it
may be sold or transferred to the local economic development authority, a
community development corporation, or a developer.
05
BROWNFIELD REDEVELOPMENT:
BENEFITS AND BARRIERS
BENEFITS OF BROWNFIELD REDEVELOPMENT
Facilitating and investing in brownfield redevelopment projects can benefit municipalities in myriad
ways, among them:
¾ Brownfield cleanup and reuse stimulates new investment in underutilized properties. The U.S.
Department of Environmental Protection has shown that for every $1 of public money invested in
brownfields, $2.48 in private investment is leveraged at the same site.
¾ Brownfield redevelopment creates tax revenues by converting underutilized properties into
economic engines. In a survey of cities organized by the U.S. Conference of Mayors, 52 percent of
responding cities stated that if their brownfields were redeveloped, they could realize nearly $958
million to $2.2 billion in additional tax revenues.
¾ Brownfield redevelopment creates jobs. The U.S. Conference of Mayors survey indicated that
83,171 jobs had been created from former brownfield sites in 71 cities. Respondents indicated that
nearly twice that many new jobs could be created on existing brownfield sites if redeveloped.
¾ Brownfield redevelopment is a critical tool for community development. When abandoned or
unmonitored sites are redeveloped with more dynamic uses, public safety is improved, jobs may be
created, and blight is removed. Brownfield redevelopment can include recreation space or
community centers that support a neighborhood’s social fabric.
¾ Brownfield cleanup enhances public and environmental health through the remediation of
contaminated properties.
¾ The reuse of brownfields encourages efficient land use, preventing sprawl and protecting open
space, by targeting new construction to previously-developed areas.
¾ Brownfield redevelopment conserves public capital by directing new construction to areas that are
already served by existing infrastructure, such as roadways and utility lines.
¾ Brownfield redevelopment replaces blighted buildings and landscapes with more attractive forms
of development. Retail, mixed-use, housing, and commercial projects are typical uses for
redeveloped brownfield sites.
A 90-acre brownfield, previously owned by the Philadelphia Electric Company (PECO),
will be redeveloped as part of a plan (left) to revitalize the waterfront in Chester,
Pennsylvania. Preferred Real Estate Investments purchased much of the property
and renovated PECO’s coal-fired power plant (right). Source: www.epa.gov
06
EPA’S GREEN BUILDING ON BROWNFIELDS INITIATIVE
Through the Green Buildings on Brownfields Initiative, EPA works with communities, on a pilot basis,
to incorporate environmental considerations into the planning, design, and implementation of their
brownfields redevelopment projects. Assistance may be in the form of technical, financial, planning,
outreach, design expertise, and/or other needed expertise as identified by the community. Generally,
each pilot project will receive expert-consultant services valued at up to $15,000.
SELECTED RESOURCES FOR BUILDING GREEN
¾ American Institute of Architects (AIA) – AIA conducts advocacy, sponsors initiatives,
provides tools and resources, and offers training to support green/sustainable architecture. For
more information, and to search the AIA's online list of member architects who specialize in
sustainable design, see www.aia.org.
¾ American Planning Association (APA) – The APA administers a number of programs to
promote brownfield reuse and other sustainable planning policies. Find out more at
www.planning.org.
¾ Energy Star – Energy Star is a joint program of the EPA and the U.S. Department of Energy
that promotes energy-efficient products and practices. Visit www.energystar.gov.
¾ National Brownfields Associations (NBA) – The National Brownfield Associations is the
only non-profit organization dedicated to promoting sustainable development and encouraging
green
building
on
brownfield
sites.
For
more
information,
go
to
www.brownfieldassociation.org.
¾ Urban Land Institute (ULI) – Through its Sustainability/Climate Change Policy and Practice
Priority Area, ULI seeks to foster effective climate change solutions at the nexus of energy,
land use, infrastructure, and housing. Visit www.uli.org for details.
¾ U.S. Green Building Council (USGBC) – The USGBC provides advocacy and education
about green buildings and neighborhoods, and administers the Leadership in Energy and
Environmental Design (LEED) rating system. The USGBC can help locate a green architect,
contractor, or consultant in your area. Go to www.usgbc.org for more information.
One Crescent Drive at the Navy Yard
Corporate
Center
in
Philadelphia,
Pennsylvania, is the first LEED CS Platinum
building in the world. Designed by Robert
A.M. Stern and developed by Liberty Property
Trust and Synterra Partners, One Crescent
Drive incorporates a number of sustainable
practices. It was developed on a brownfield
site, utilizes innovative energy and water
efficiencies, and maximizes use of natural
light. The building’s use of wind energy alone
is estimated to avoid annual emissions of
238,032 pounds of carbon dioxide, 513
pounds of nitrogen oxides, and 1,308 pounds
of sulfer dioxide. These environmental
benefits are comparable to the planting of 33
acres of mature trees or removing 21 cars
from the road. Source: Robert A.M. Stern
Architects
19
FROM BROWNFIELDS
TO GREEN DEVELOPMENT
THE CASE FOR SUSTAINABILITY
Brownfield redevelopment is, by nature, a “green,” or
environmentally-responsible, activity. Through the cleanup of
contaminated sites, greater human and environmental health
is achieved. Also, brownfield redevelopment is a more
sustainable form of land use because it directs investment to
areas where infrastructure is already in place—rather than
greenfields. However, the sustainable reuse of brownfields
can be taken a step further through green development
strategies, or development strategies with a reduced negative
impact on the environment. Building green is not only an
environmental imperative, it can be cost-effective, while also
helping to reduce or eliminate the stigma of brownfields.
GREEN DEVELOPMENT STRATEGIES
The U.S. Environmental Protection Agency (EPA) suggests
incorporating these strategies for sustainability in brownfield
redevelopment projects:
BARRIERS TO BROWNFIELD REDEVELOPMENT
Redeveloping brownfield sites can enhance the social, economic, and physical health of a community.
However, the processes involved with bringing such projects to completion can be long and
complicated. Below are some of the fundamental issues that municipalities and redevelopment
partners should be prepared to address as they move forward with their plans.
¾ Costs
Brownfield cleanup costs can be vast and difficult to estimate. Cleanup costs can sometimes be
more than the property’s value.
The New Jersey Economic Development
Authority’s
Waterfront
Technology
Center was developed on a brownfield
site in Camden, New Jersey and earned
Gold LEED Certification from the U.S.
Green Building Council. Source: New
Jersey
Economic
Development
Authority
¾ Green building: Green buildings economize on operating costs and significantly reduce
impacts on the environment when compared to conventional buildings.
¾ Energy efficiency and clean energy production: Reduce the lifetime energy needs of your
project by using energy efficiently and choosing clean energy supply options.
¾ Alternative stormwater management: Reduce runoff and erosion during the construction
phase and in the long term through practices such as erosion and sediment control, low impact
development techniques, green roofs, stormwater management, and pervious surfaces.
Reducing runoff protects nearby streams and rivers, prevents flooding, and recharges aquifers.
¾ Environmentally-beneficial/native landscaping: Use landscaping that needs less irrigation
and chemicals, increases wildlife habitat, and reduces stormwater impacts.
¾ Reduce construction and demolition debris: Save money by reducing, reusing, and recycling
materials generated during construction and demolition of buildings. This strategy conserves
landfill space, reduces the environmental impact of producing new materials, and creates jobs.
¾ Benefit the community: Incorporate smart growth practices, including mixed uses, appropriate
density, walkability, and transit options.
¾ Reuse existing infrastructure: Incorporate existing buildings, transportation facilities, and
community institutions into project designs to integrate with the existing physical and social
fabric.
¾ Promote transportation choices: Provide car-pooling, bicycle, and pedestrian opportunities,
and foster public transit use.
¾ Liability
A property’s environmental conditions and ownership history determine potential liabilities. If not
assuaged, concerns about liability can deter developers and financiers from taking part in projects
on brownfields. Federal and state agencies have created policies that reduce the level of risk
assumed by brownfield investors.
¾ Cleanup considerations
Environmental assessments and cleanup activities can take longer than the typical real estate
development timeline. If unexpected contaminants are discovered, projects may become derailed as
market conditions change or expenses increase.
¾ Reuse planning
Plans for brownfield reuse must consider market conditions, the level of contamination, practicable
cleanup standards, and community goals.
¾ Infrastructure
Some brownfields are well served by functioning transportation and utility networks. On other
sites, the existing infrastructure is either obsolete or at such a level of disrepair that it must be dug
up, discarded, and replaced—a potentially long and costly process.
¾ Market demand
Many brownfields are located in industrial zones or on the fringes of urban areas. The existing
market demand for various forms of development may be difficult to quantify in these areas, which
can be a significant barrier to attracting investors and capital to a site.
¾ Financing
The risks associated with redeveloping contaminated properties can cause banks and other private
investors to feel uneasy about underwriting such projects on their own. Private lenders may be
reluctant to provide loans to projects that may expose them to environmental liability concerns or
where a lack of information about environmental conditions could trigger project delays and cost
overruns. The participation of multiple investors may be required and the process of structuring a
deal that is amenable to all partners can take several months. Once in place, project financing may
include a mix of grants, loans, equity investments, and tax incentives—each with a different
maturity date.
For more information, see the EPA’s Smart Reuse: A Guide to Sustainable Redevelopment of
Brownfield Properties.
18
07
BROWNFIELDS:
THE FEDERAL FRAMEWORK
THE ENVIRONMENTAL PROTECTION AGENCY’S BROWNFIELDS PROGRAM
The U.S. Environmental Protection Agency (EPA) is the federal agency most actively involved in the
remediation and reuse of brownfields. The EPA works with state agencies, municipal governments,
and other stakeholders to assess and redevelop contaminated properties in a safe, responsible, and
sustainable manner. For detailed information on the EPA’s brownfields resources, see
www.epa.gov/brownfields.
The EPA’s Brownfields Program is designed to achieve four goals:
¾ Protecting the environment – Addressing brownfields to promote the health and well-being of
America’s people and environment
¾ Promoting partnerships – Enhancing collaboration and communication essential to facilitate
brownfields cleanup and reuse
¾ Strengthening the marketplace – Providing financial and technical assistance to bolster the
private market
¾ Sustaining Reuse – Redeveloping brownfields to enhance a community’s long-term quality of
life
The EPA’s Brownfields Program is currently funded under the terms of the Small Business Liability
Relief and Brownfields Revitalization Act of 2002. Sometimes referred to as the “Brownfields Law,”
the Act provides liability relief to small businesses and certain property owners, enhances state and
tribal brownfield response programs, and authorizes a number of grant and technical assistance
initiatives that support the cleanup activities of public and quasi-governmental agencies. The liability
relief provisions protect landowners that did not contribute to their property’s contamination and had
no knowledge that the site was polluted at the time they purchased it. The law also protects innocent
contiguous property owners and prospective purchasers that are unaffiliated with a site’s polluter.
COMPETING PRIORITIES FOR REDEVELOPMENT?
Brownfield redevelopment can underscore the competing priorities of conventional economic and
community development activities. Economic development officials are often focused on improving
economic performance for a city or region, while community development leaders are interested in
bolstering social and economic resources for residents in a smaller geographic area. For example, an
economic development official may be charged with expanding job opportunities within a city through
the redevelopment of a brownfield site, while a community development leader may advocate that any
new jobs go to residents in the community where the brownfield is located.
Many strategies used by economic development agencies, such as tax increment financing and eminent
domain, may be critiqued as favoring new investment over existing residents and businesses. For
example, tax increment financing can direct tax dollars to a new redevelopment project that might
otherwise be directed back into the community to fund schools or infrastructure improvements.
EQUITABLE DEVELOPMENT
The challenge for planners and municipal leadership is to balance the development needs of the
community with those of the municipality or region. The concept of equitable development can be
helpful to guide brownfield redevelopment and resolve some of these competing priorities.
Equitable development strives for social sustainability by removing inequalities and creating
opportunities. Equitable development is grounded in four guiding principles:
¾ Integration of people and place strategies
¾ Reduction of local and regional disparities
¾ Promotion of "double bottom line" investments (meaning positive fiscal and social
performance). Better yet, projects can strive toward “triple bottom line” performance, which
incorporates environmental sustainability.
¾ Inclusion of meaningful community voice, participation, and leadership
The key to forging equitable development outcomes is community involvement. Area residents should
be engaged in brownfield redevelopment projects from start-to-finish to create reuse plans that all
stakeholders can support. Some of the needs that a community may wish to incorporate into brownfield
redevelopment projects include jobs for area residents, child care facilities, or technology centers.
In 1984, polychlorinated biphenols (PCBs) were found at the Paoli Rail Yard site, leading to its
designation as a federal Superfund site. A consortium of entities, including SEPTA, Amtrak, the
EPA, PennDOT, DVRPC, Chester County, and Tredyffrin and Willistown townships partnered to
monitor site cleanup and plan for reuse of the rail yard. Cleanup efforts focused on the 30-acre
former rail yard site, contaminated adjacent residential areas, and nearby Valley Creek and its
tributaries. In 2005, Superfund cleanup was completed. A new station and mixed-use, transitoriented development are planned for the area. Source: www.epa.gov
08
Community involvement helps create more dynamic, equitable projects, but it is also essential for
pursuing brownfield grant funding from the U.S. Environmental Protection Agency (EPA). The EPA
requires that grant recipients notify communities about redevelopment projects. Grant applications
must indicate that reuse plans address resident needs and concerns. Some strategies for involving
communities in brownfield redevelopment projects include:
¾ Survey the community to find out about local needs
¾ Work with community development corporations (CDCs)
¾ Establish relationships with local leaders (religious groups are often a good point of entry)
¾ Organize regular meetings to update the community on project progress
¾ Celebrate milestones in project remediation and construction
Utilizing equitable development strategies ensures that brownfield redevelopment is a way out of the
disinvestment cycle and an exciting opportunity—for regions, cities, and communities.
17
ECONOMIC, COMMUNITY, AND
EQUITABLE DEVELOPMENT
ECONOMIC DEVELOPMENT
Economic development strategies are usually designed to boost employment opportunities and attract
or retain businesses. Brownfield redevelopment is an important strategy for economic development
because it transforms underutilized properties into new uses that generate tax dollars and create jobs.
In some older, industrial cities and smaller communities that depended on manufacturing as an
economic engine, post-war deindustrialization resulted in job loss and a built environment
characterized by abandoned manufacturing sites. In these contexts, brownfield redevelopment is
necessary to turn around the local—and sometimes regional—economy. Even in thriving urban areas,
brownfield sites can negatively impact surrounding communities, devaluing property and triggering a
pattern of disinvestment.
Viewed from an economic development perspective, brownfield redevelopment projects typically
focus on the real estate development process. The goal is to find the “highest and best use” for a
brownfield redevelopment parcel to create maximum tax dollars and new jobs. In addition to
generating new opportunities at the parcel level, these projects typically aim to stimulate growth in the
surrounding area.
COMMUNITY DEVELOPMENT
Community development activities are typically concerned with enhancing quality of life for a
neighborhood, often through creation of jobs, housing, recreational opportunities, and social services.
Community development efforts focus on the needs of local residents, and often take place in lowerincome areas where these needs are most acute.
There are many reasons why brownfield redevelopment is important in the community development
context. Many brownfields are located in areas of concentrated poverty and distressed physical
environments. Often, residents in these communities experience lower levels of employment and
health compared to the municipality as a whole. The presence of contaminated, unmonitored sites can
reinforce cycles of disinvestment and social distress within these communities. Likewise, the
redevelopment of brownfield sites in disadvantaged areas can break these cycles if the needs of area
residents are incorporated into project plans.
Because brownfield remediation is costly, brownfield redevelopment is most likely to take place in
areas with stronger markets. As a result, brownfields in disadvantaged neighborhoods are less likely to
be redeveloped, and trends of blight and social distress are perpetuated. Although brownfields in
neighborhoods with no-to-low market demand create serious challenges, brownfields in communities
where new investment is occurring (sometimes called “gentrifying” neighborhoods) can raise other
issues. In particular, use of eminent domain, stepped-up foreclosure activity, and increases in rent may
displace existing residents and businesses as new investors move in.
16
EPA BROWNFIELDS FUNDING AND TECHNICAL ASSISTANCE
Brownfield grants are the foundation of the Brownfields Program. Brownfield grants support
revitalization efforts by funding environmental assessment, cleanup, and job training activities. EPA
brownfield grants include:
¾ Brownfields Assessment Grants provide funding for brownfield inventories, planning,
environmental assessments, and community outreach. An eligible entity may apply for up to
$200,000 to assess a site contaminated by hazardous substances, pollutants, or other
contaminants, and up to $200,000 to address a site contaminated by petroleum. Three or more
eligible entities may apply together for up to $1 million to assess a minimum of five sites.
¾ Brownfields Revolving Loan Fund (RLF) Grants provide funding to capitalize loans that are
used for brownfields cleanup. An eligible entity may apply for up to $1 million, or coalitions of
eligible entities may apply together for up to $1 million per entity.
¾ Brownfields Job Training Grants provide environmental training for residents of brownfields
communities. An eligible entity may apply for up to $200,000 to develop training programs that
help remediate brownfields, spur economic development, and produce highly-qualified
environmental technicians.
¾ Brownfields Cleanup Grants provide direct funding for cleanup activities at certain properties
with planned greenspace, recreational, or other nonprofit uses. An eligible entity may apply for
up to $200,000 per site, which may be used to address sites contaminated by petroleum and
hazardous substances, pollutants, and other contaminants.
In addition to these grants, EPA offers brownfields funding through the State and Tribal Response
Program, a $50 million non-competitive grant program that provides a flexible source of funding to
states and tribes to increase their capacity to oversee and support brownfields projects. Assistance is
also available through Technical Assistance programs and Targeted Brownfields Assessments. For a
detailed listing of brownfield grants and technical assistance for brownfields projects in the Delaware
Valley, see DVRPC’s Brownfields Resource Guide: Funding and Technical Assistance for
Remediation and Reuse.
LEGISLATIVE BACKGROUND
An unintended consequence of the Comprehensive Environmental Response, Compensation, and
Liability Act (CERCLA), passed in 1980, was reduced interest in brownfield redevelopment. The
intent of CERCLA was to promote the cleanup of contaminated land and to provide opportunities for
the EPA to recover cleanup costs from potentially responsible parties (PRPs). CERCLA established
Superfund, the federal government’s program to clean up the nation’s uncontrolled hazardous waste
sites. Under Superfund, costs of remediation fall on all parties in control of a polluted site, regardless
of who was at fault. Furthermore, liability is open-ended under Superfund, which means that PRPs can
be forced to pay for any future cleanup costs, and the EPA often requires that Superfund sites be
cleaned to very high standards. Fear of being identified as a PRP and encountering liability reduced
interest in brownfield redevelopment following the passage of CERCLA. Also, many polluted sites
had been abandoned and past polluters no longer existed, further thwarting remediation under
CERCLA. Lending institutions frequently rejected loan applications for projects with potential
environmental liability in a practice known as “brownlining.” Today’s federal framework for
brownfield redevelopment provides liability relief, funding, and technical assistance that again makes
brownfield redevelopment an attractive opportunity.
09
BROWNFIELD REDEVELOPMENT:
FOCUS ON PENNSYLVANIA
In Pennsylvania, brownfield redevelopment is a combined effort through the Commonwealth’s Land
Recycling and Brownfield Redevelopment Programs. Much of the information provided here was
obtained from the Pennsylvania Department of Environmental Protection’s (PA DEP) Fact Sheet,
Overview
of
the
Land
Recycling
Program
(which
can
be
viewed
at
www.blackrockenvironmental.com/Land_Recycling_Program_Factsheet.pdf). For more information,
visit the PA DEP website at www.depweb.state.pa.us and click on Land Topics, then select Brownfield
Redevelopment.
LAND RECYCLING PROGRAM
The Land Recycling Program is often referred to as Act 2 after the primary law establishing the
program. The program is administered by the PA DEP and encourages the voluntary cleanup and reuse
of contaminated commercial and industrial sites.
The four cornerstones of the Land Recycling Program
are:
¾ Uniform cleanup standards based on health and
environmental risks
¾ Standardized review procedures
¾ Release from liability
¾ Financial assistance
Although widely known as Act 2, the Land Recycling
Program includes four bills:
¾ Act 2 of 1995 is the Land Recycling and
Environmental Remediation Standards Act. A series of mixed-use commercial, office, and
This law creates a realistic framework for setting residential
developments
linked
by
cleanup standards, provides special incentives pedestrian and bike paths are planned for a
for developing abandoned sites, releases 26-acre site along the Delaware River just
north of Philadelphia in Bensalem Township,
responsible parties from liability when cleanup Pennsylvania. Known as Riverfront South or
standards are met, sets deadlines for PA DEP Waterside, the site is located within a
action, and provides funding for environmental designated Enterprise Zone. Source:
www.epa.gov
studies and cleanups.
¾ Act 3 of 1995 is the Economic Development
Agency, Fiduciary, and Lender Environmental Liability Protection Act. This act limits the
environmental liability of those involved in redeveloping and financing a recycled industrial
site.
¾ Act 4 of 1995 is the Industrial Sites Environmental Assessment Act. This act provides up to
$2 million for environmental assessments in certain communities and for cleanups in certain
cities through the Pennsylvania Department of Community and Economic Development
(DCED).
¾ Act 6 of 2000 is the Industrial Sites Environmental Assessment Act. This act expands the
grant program under Act 4 of 1995 and provides for performance-based loans.
10
ASSESSMENT PHASES
A Phase 1 Environmental Site Assessment (ESA) identifies potential or existing environmental
contamination liabilities. A Phase 1 ESA is generally part of an environmental due diligence process.
A Phase 1 ESA reports on environmental conditions in which release of contaminants may have
occurred. The ESA is typically based on some combination of research, records, computer models, and
visual research. Rarely is testing conducted as part of Phase 1. A Phase 1 assessment will consider the
physical improvements and the underlying land at the site to evaluate potential indoor air quality, soil
contamination, groundwater quality, and surface water quality issues, as well as the potential presence
of chemical residues, asbestos, hazardous substances, and mold and mildew.
A Phase 1 ESA can help determine whether testing should occur if further information is required. It
does not obligate reporting to regulatory agencies. The assessment can provide liability protection from
future enforcement for property owners by identifying the presence and extent of existing
contamination. A Phase 1 ESA is a key step before a project can move forward because it helps a
developer determine the level of risk involved in redevelopment. The assessment will also guide the
identification of an appropriate reuse because the presence or extent of contamination on parts of the
parcel may limit the viability of redevelopment for residential or other uses.
A Phase 2 Environmental Site Assessment is undertaken if the Phase 1 study indicates that
contamination is possible. In Phase 2, sampling and testing of soil and groundwater determine the level
of contamination. A Phase 2 assessment should identify appropriate remediation options.
A Phase 3 Environmental Assessment is conducted if Phase 2 confirms the presence of potential
pollutants. Phase 3 is the remediation phase. A detailed remediation plan should be developed that
describes the objectives, methodology, and procedures to be used. After cleanup, a post-remediation
validation report should be produced to demonstrate that remediation targets have been achieved.
The Phoenix Awards provide national recognition for excellence in
brownfield redevelopment. The first New Jersey site to receive a Phoenix
Award was a 31-acre former steel plant located along the waterfront in the
City of Trenton, New Jersey. The site now features an entertainment
facility, a minor league baseball stadium, and open space. Source: New
Jersey Department of Environmental Protection (left); ACT Engineers (right)
15
BROWNFIELD SITE ASSESSMENT
ASSESSMENTS: SETTING THE STAGE FOR REDEVELOPMENT
The site assessment is a critical stage in the brownfield pre-development process. The assessment
provides information about the environmental conditions at the site. Assessments typically proceed
through three phases, from an initial assessment based on data (Phase I), to a detailed assessment
involving soil and ground water testing (Phase 2), and finally to remediation and certification that
cleanup is complete (Phase 3).
The first two phases of assessments lay the foundation for a successful brownfield redevelopment
project because assessments are used to identify and refine redevelopment plans. As with a typical
development project, the developer will seek to identify the highest and best use of a property.
However, contamination may create barriers to certain uses. Clean-up standards for residential use are
more stringent—and usually far more expensive to achieve—than for commercial or industrial use. A
developer may decide that it is impracticable to remediate a site to residential standards, or may elect
to build residential only on those portions of a site that were subject to little or no contamination.
In addition to driving the redevelopment use for a brownfield project, site assessments are critical
because the major challenge of brownfield redevelopment is the unknown level of contamination. If
unexpected levels or types of contaminants are present, serious delays and new costs may alter or
derail a project. Due to these risks, public assistance in the assessment phase is often critical to moving
projects forward.
It is important to note that pre-development is typically an iterative, rather than a linear, process. As
the assessments uncover new information about environmental conditions at a site, the redevelopment
plan will continue to evolve. Once information is available about the nature of contamination at the
site, a developer can more accurately assess redevelopment costs and risks, making remediation and
construction a fairly straightforward process.
The Keystone Industrial Port
Complex is a 2,500-acre
brownfield site in Bucks
County, Pennsylvania. With
miles of utility infrastructure,
75 miles of rail, and a deep
water port on the Delaware
River, the former steel plant
site is being redeveloped as
an industrial hub. Osstem, a
South Korean maker of
titanium dental implants, and
Gamesa, a Spanish windmill
manufacturer, are among the
companies locating and
creating jobs at the site.
Source: www.eswp.com
14
Two components of the Land Recycling Program merit particular attention for streamlining the process
of recycling and redeveloping old industrial sites.
The uniform cleanup standards established under Act 2 provide a consistent framework for cleanups.
Standards are established for three types of cleanups: background, statewide health, and site-specific.
By meeting one or more of these standards, the remediator receives releases from state liability. Act 3
extends these liability protections to project financiers.
In 2004, the PA DEP and the U.S. Environmental Protection Agency entered into a Memorandum of
Agreement establishing Pennsylvania’s One Cleanup Program. The program clarifies how sites
remediated under Pennsylvania’s brownfields programs may also satisfy requirements for three key
federal laws: the Resource Conservation Recovery Act, the Comprehensive Environmental Response
Compensation Liability Act, and the Toxic Substances Control Act.
BROWNFIELD REDEVELOPMENT PROGRAM
Pennsylvania’s Brownfield Redevelopment Program includes many of the programs that support the
voluntary cleanup program of brownfield sites in Pennsylvania, including financial assistance, longterm stewardship and monitoring, and public outreach.
The Brownfield Action Team (BAT) is the program’s most significant initiative. BAT enhances
interaction between the PA DEP and the local community by creating a single point of contact for
locally-identified, high-priority remediation projects. BAT is responsible for expediting the
remediation, reclamation, reuse, and redevelopment of these projects. This team manages and
coordinates remediation, permitting procedures, and funding efforts related to redevelopment projects.
OTHER RESOURCES
¾ PASiteSearch is an online database for buyers and sellers to identify available sites and
buildings, including brownfield properties, in Pennsylvania. A tool for site selection and
economic development, PASiteSearch allows users to search hundreds of Pennsylvania
brownfields based on selected site criteria, such as location, allowed use, and whether the site is
in a Keystone Opportunity Zone. PASiteSearch is the result of a collaborative effort supported
by the Team PA Foundation, DCED, PA DEP, and the Pennsylvania Economic Development
Association (PEDA). PASiteSearch can be viewed at www.pasitesearch.com.
¾ The Key Sites Initiative coordinates the knowledge and resources from the PA DEP’s Land
Recycling Program, PA DEP’s Hazardous Sites Cleanup Program, DCED, and local economic
development agencies. Through this program, state-funded contractors conduct environmental
site assessments and prepare a work plan at sites with an environmental threat where investors
have expressed an interest in the property and a prospective occupant is willing to share
cleanup costs. As a result of this assessment, the uncertainty of site environmental threats is
minimized and the cost of any remediation is defined.
¾ Brownfield Inventory Grants are grants provided by PA DEP to municipalities, counties, and
redevelopment authorities to inventory brownfield properties in their area.
11
BROWNFIELD REDEVELOPMENT:
FOCUS ON NEW JERSEY
BROWNFIELDS REDEVELOPMENT TASK FORCE
The Brownfields Redevelopment Task Force is a task force charged with coordinating New Jersey
state policy on brownfields redevelopment, developing an inventory of brownfields sites, prioritizing
and marketing sites to developers, promoting brownfields redevelopment to implement smart growth
strategies, and returning properties to productive use on an expedited basis.
The Task Force was created in 1998 under Section 5 of the New Jersey Brownfield and Contaminated
Site Remediation Act. The 13-member Task Force includes six public members appointed to the Task
Force by the governor and seven representatives from state agencies.
BROWNFIELDS REDEVELOPMENT INTERAGENCY TEAM
The Brownfields Redevelopment Interagency Team (BRIT) is a resource group comprised of several
state departments and agencies. The mission of the BRIT is to streamline and coordinate the
brownfield redevelopment process. The BRIT is run out of the New Jersey Department of Community
Affairs’ Office of Smart Growth.
The BRIT serves several important roles:
¾ Review and support of brownfield projects – For complex brownfield projects, consultations
with the BRIT can be helpful to clarify necessary steps and enlist state agency help.
Redevelopment projects are individually reviewed by the BRIT in an informal, problemsolving atmosphere.
¾ Creation of the New Jersey Brownfields Redevelopment Resource Kit – The BRIT
developed the Brownfields Resource Kit, the first integrated compilation of state resources for
brownfields redevelopment. The kit provides a useful reference for support from initial
planning stages through project design, cleanup, construction, and reimbursement. This
document is available at www.nj.gov/dca/osg/docs/brownfieldsresourcekit.pdf and should be
consulted for a detailed and comprehensive listing of resources for brownfield redevelopment
in New Jersey.
¾ Outreach to brownfields stakeholders – BRIT members participate in seminars, workshops,
and organizational meetings throughout the state as part of outreach and information gathering
efforts.
NEW JERSEY BROWNFIELDS SITE MART
The New Jersey Brownfields Site Mart is a free multiple-listing service containing an inventory of
brownfield properties throughout New Jersey. Led by the Department of Community Affairs and the
New Jersey Redevelopment Authority, the Site Mart is designed to make it easier for developers to
locate and build on brownfields. The Site Mart is also a powerful tool for public entities and tracks
brownfield success stories. The Site Mart can be accessed online at www.njsitemart.com.
NEW JERSEY DEPARTMENT OF ENVIRONMENTAL PROTECTION
The New Jersey Department of Environmental Protection (NJ DEP) runs New Jersey’s voluntary
brownfield cleanup program. The NJ DEP’s Brownfield Remediation and Reuse Element (BRRE),
formerly the Office of Brownfield Reuse, is charged with coordinating remediation and reuse efforts at
brownfield sites and piloting innovative approaches to streamline the revitalization process.
12
One of the BRRE’s initiatives is the Brownfield Development Area (BDA) program. The BDA
program creates a partnership with municipalities and neighborhoods impacted by multiple brownfield
sites,
and
coordinates
planning,
resource
acquisition,
and
remediation with a focus on
reuse. Individual BDAs are
designated
through
a
highly-selective application
process.
BRRE is also responsible
for the implementation and
administration
of
the
Cleanup
Star
and
Unregulated Heating Oil
Tank programs. Under the
Cleanup Star program, NJ
DEP
pre-qualifies
environmental
professionals as “Cleanup
Stars”
permitted
to
investigate and remediate
certain low-risk sites and
areas of concern with
limited oversight. The
Unregulated Heating Oil
Tank Program similarly
relies on pre-qualified
professionals to investigate
and remediate low-risk
unregulated heating oil
tanks.
The Bellmawr Waterfront in the Borough of Bellmawr, New Jersey, is being
redeveloped by the real estate company Develcom, with assistance from the
borough and Camden County. Project plans call for environmentally-sound smart
growth
on
the
150-acre
former
landfill
site.
Source:
www.bellmawrwaterfront.com
BRRE administers several brownfield incentive programs and services, including:
¾ The Hazardous Discharge Site Remediation Fund (HDSRF) provides grants and loans to
investigate and remediate contaminated sites.
¾ The Brownfield Reimbursement Program reimburses developers up to 75 percent of
remediation costs based on certain new taxes that are generated from a brownfield project.
¾ BRRE offers Prospective Purchaser Agreements that assist in limiting liability.
¾ BRRE provides federal tax incentive certifications required for expensing brownfield
remediation costs.
13
CASE STUDY
AMERICAN METRO CENTER
Hamilton Township, Mercer County, NJ
www.lincolnequities.com/amc.html
OVERVIEW
The renovation of the American Standard toilet factory in Hamilton Township, New Jersey transformed
an abandoned 62-acre brownfield site into Class A office space with convenient rail access, directly
across from New Jersey Transit’s Hamilton Station.
SITE HISTORY
American Standard is the world’s leading
producer of bathroom and kitchen fixtures.
In 1917, the company opened a mile-long
toilet factory in Hamilton, New Jersey,
located along a major rail line with access to
the Philadelphia and New York markets.
The factory served the region for over seven
decades before relocating to Ohio in 2002.
With advocacy from Hamilton Mayor Glen
Gilmore, who served from 1999 to 2007,
Hamilton Township envisioned brownfield The entrance to American Metro Center. Source: Lincoln
remediation as part of a larger program of Equities Group, LLC
economic revitalization. The township
created a redevelopment plan with a designated 1,000 acre redevelopment zone, including the dormant
factory site. The plan included three components: 1) redevelopment of the American Standard factory,
2) creation of a mixed-use Transit Village in the vicinity of Hamilton Station, and 3) development of
housing on part of the former American Standard factory property.
In 2004, the township attracted developer Preferred Real Estate Investments Inc. (PREI) to the American
Standard project through a tax incentive program known as payment-in-lieu-of-tax (PILOT). The PILOT
program is a property tax abatement that requires an initial payment by the developer in lieu of annual
tax payments. PREI purchased the 62-acre site of the former American Standard factory for $10 million
and invested approximately $60 million in total redevelopment costs, of which $2 million was spent on
site clean-up. Sweetwater Construction Corporation converted the 750,000 square foot factory building
into 450,000 square feet of Class A office space. The rehabilitated property, now named American
Metro Center, has preserved the factory’s original tunneled pottery kilns that sit on the historic railroad
tracks. The conversion from factory to office space has retained industrial elements like exposed red
brick walls and skylights, creating a nontraditional office environment. In part for maintaining these
historic features, PREI received tax credits for renovating the structure.
While the office component of the project proceeded successfully, the housing component stalled due to
controversy and a challenging real estate market. The Columbia Group’s plans for a 680-unit luxury
condominium and townhouse development met with strong community resistance. Residents were
concerned about increased traffic congestion
and impacts on the school district. The
housing component meant potentially more
school-aged children and associated costs to
the township; moreover, the tax incentives for
the redevelopment project directed $34
million to the township while bypassing the
school district for 12 years. Although the
developer was able to obtain approvals for the
housing project, these concerns—combined
with new local leadership—led the township
to rescind the redevelopment plan.
REDEVELOPMENT FINANCING
PREI financed project remediation, which was
monitored by the New Jersey Department of The mile-long building occupies a 62-acre site. Source:
Meritage Properties
Environmental Protection as part of the
Industrial Site Recovery Act of 1998.
Hamilton Township provided incentives in the form of the PILOT program. PREI was also eligible for
historic tax credits and the New Jersey Department of Commerce’s Brownfields Redevelopment
Incentive Program, which reimburses up to 75 percent of approved remediation costs.
CURRENT STATUS
The American Metro Center provides office space for 800 professionals and includes a cafeteria, fitness
center, and 60-person conference room. Leasing demand for the property has been strong. Duane Morris
relocated its Princeton office to American Metro Center and is one of many legal firms located in the
building. Other tenants include a publishing firm, a natural resources consulting firm, and a medical
claims solutions firm. The property is managed by Lincoln Equities Group. Complementing the transitorientation of American Metro Center, the New Jersey Department of Transportation and New Jersey
Transit designated a Transit Village in the Hamilton Station area. This designation will foster mixed-use,
smart growth redevelopment with convenient access to transit.
The renovated building includes oversized windows and historic features such as exposed brick
and pottery kilns, as well as oversized windows and landscaped public spaces. Source: Lincoln
Equities Group
CASE STUDY
GREENSGROW FARMS
Kensington, Philadelphia, PA
www.greensgrow.org
OVERVIEW
Kensington has more brownfields
than any other neighborhood of
Philadelphia. On one of these former
brownfield sites is Greensgrow
Farms, the national leader in urban
agriculture.
SITE HISTORY
The one-acre parcel of land that
would become Greensgrow Farms
was previously the site of Boyle
Galvanizing, a steel-processing plant
that
was
demolished
when
Philadelphia’s
industrial
base
declined. The vacant property had
been abandoned for years, and
neighborhood children used the lot
as a playground. Concerned about Greensgrow offers three services out of its Kensington farm: a
potential contaminants in the soil and market stand, a Community Supported Agriculture initiative, and a
nursery with plants and gear for the urban gardener. Source:
demolition
debris,
Kensington Greensgrow Farms
residents petitioned for testing of the
site. In 1993, the U.S. Environmental Protection Agency (EPA) tested the site and located contaminants,
primarily lead. Using federal Superfund dollars, the EPA fenced the site and removed the contaminants.
Because Boyle Galvanizing was defunct and their assets acquired by Kinark Corporation, EPA settled
with Kinark for costs associated with cleanup. After the contaminants were removed, the City of
Philadelphia conveyed the abandoned property to the New Kensington Community Development
Corporation (CDC).
In the late 1990s, Mary Seton Corboy and former business partner Tom Sereduk decided to farm in
Philadelphia. Corboy, a Philadelphia resident, wanted to farm close to home. She also wanted to do
something about the lack of fresh food in the area and knew that Philadelphia restaurants had a hard time
finding local produce. Recognizing that the only available land close to the Philadelphia market was on
former industrial properties, Corboy and Sereduk rented the former Boyle Galvanizing property from the
New Kensington CDC for $150 a month. At the time, the property had no gas, water, or electric service.
In 1998, Corboy and Sereduk began farming at the site. Due to the previous contamination, Greensgrow
began by growing lettuce using hydroponics—a process in which crops are grown in water—in lieu of
conventional farming practices. Greensgrow began by selling lettuce directly to restaurants, but over
time began to sell food at the farm to the local community. Today, Greensgrow produces a variety of
farm products using a 6,000 square foot heated greenhouse, three raised beds totaling 4,500 square feet
of organic soil on top of concrete barriers, a 4,000 square foot hydroponics system, a 1,500 square foot
nursery ‘hoophouse,’ flower beds, and bee hives. Greensgrow recently acquired a 6,000 square foot lot
across the street that will be used for vermiculture, or composting by worms. To ensure safe reuse of the
site and regulatory compliance, Greensgrow works with React Environmental Services, which provides
guidance about soil, water, worker health and safety, and other issues related to brownfield reuse.
REDEVELOPMENT FINANCING
As noted, site remediation was conducted using federal Superfund dollars before the property was
transformed into a farm. Since the reuse as Greensgrow Farms, financing for the project has come from
Corboy and Sereduk’s investments and farm revenue. In addition to rent, which has remained $150 a
month since Greensgrow started, Corboy and Sereduk made an initial investment of $25,000 to start the
farm. In the 10 years since, another $100,000 has been invested in the project. In 2007, the farm earned a
profit of just over 2 percent on sales of $450,000. In 2008, it hopes to make a profit of 5 percent on
revenue of $650,000 to open another operation in Philadelphia.
CURRENT STATUS
In 2008, Greensgrow celebrated its 10th anniversary.
From its early days as a small commercial enterprise,
Greensgrow has become a model for sustainable urban
agriculture, reuse of brownfields and vacant land, and
promotion of social entrepreneurship.
Greensgrow has expanded to offer three services. The
market stand provides fresh produce grown at
Greensgrow and family farms throughout the region.
The Greensgrow market also sells local eggs, yogurt,
butter, cheese, breads, pie, and hormone-free, pastured
meats.
Greensgrow’s
Community
Supported
Agriculture (CSA) initiative provides farm products
from the region to cooperative shareholders for a season
that runs from May to November. The nursery at
Greensgrow sells plants and gardening supplies for
urban gardeners.
Greensgrow also created the non-profit Greensgrow
Philadelphia Project, a registered 501c3 that explores
projects that help create viable, sustainable reuse of
urban space. The Philadelphia Project gave rise to
Greensgrow’s honey producing operation, marketed as
“Honey from the Hood,” as well as its biodiesel
production effort. The Philadelphia Project is also
developing the Neighborhood Urban Agriculture
Coalition (NUAC), which will create a model for how
small agricultural enterprises can be established in lowincome, urbanized areas.
TOP: The farmstand at Greensgrow; BOTTOM
LEFT: Biodiesel reactor; BOTTOM RIGHT: Greens
growing in raised beds. Source: Greensgrow
Farms
CASE STUDY
PHILADELPHIA NAVY YARD
City of Philadelphia, PA
www.navyyard.org
OVERVIEW
Located just three miles south of Center City Philadelphia, The Navy Yard is a 1,200 acre site with
capacity for 15 to 20 million square feet of development, including office, retail, industrial, and
residential uses.
SITE HISTORY
The Philadelphia Navy Yard originated on Front Street in 1776 and became an official U.S. Navy
facility in 1801, making it the country’s first naval shipyard. By the early 20th century, The Navy Yard
was outgrowing its Front Street facilities and in 1917 was relocated to its current site in South
Philadelphia, at the confluence of the Delaware and Schuylkill rivers. World War II was the heyday of
The Navy Yard. During this time, the yard employed 40,000 people who contributed to the repair of 574
ships and the construction of 53, including the U.S.S. New Jersey and U.S.S. Wisconsin. After the war,
employment at The Navy Yard dropped to 12,000 and shipbuilding work was increasingly assigned to
the private sector. The official closing of the Philadelphia Navy Yard took place on September 27, 1996;
however, a portion of the property was soon converted into a commercial shipyard, which is currently
owned by Aker Philadelphia. The U.S. Navy continues to maintain a presence on the site, with
approximately 1.8 million square feet of space and 2,500 mostly-civilian employees at the site.
In 2000, The Navy Yard was brought under the control of the City of Philadelphia. The Philadelphia
Industrial Development Corporation (PIDC) is responsible for overseeing the redevelopment of the site.
PIDC is a private, not-for-profit corporation founded in 1958 by the City of Philadelphia and the Greater
Philadelphia Chamber of Commerce to promote economic development.
In 2004, PIDC, together with developer Liberty Property Trust/Synterra Partners, selected Robert A.M.
Stern Architects to create a master plan to guide development of 522 acres on the site. The property has
since been transformed into a major redevelopment area that is now home to a diverse array of land
uses, including corporate offices, industrial facilities, restaurants, and research and development
laboratories. Residential development and an expanded recreational waterfront area are also planned.
The Navy Yard is listed on the National Register of Historic Places, and includes over 187 historic
buildings.
A view of The Navy Yard’s waterfront. Source:
Development Corporation
Philadelphia Industrial
REDEVELOPMENT FINANCING
Federal, state, and local programs utilized at The Navy Yard include, but are not limited to:
Federal
¾ Historic Preservation Tax
Credits
¾ Research and
Development Tax Credits
State
¾ Keystone Opportunity
Improvement Zone
(KOIZ) Tax Abatements
Master Plan for The Navy Yard. Source: Liberty Property Trust
¾ Keystone Innovation
Zone (KIZ) Tax Credits
Local
¾ Real Estate Tax Abatements
GOING GREEN
Green buildings and businesses are transforming this former
brownfield into a showcase for a greener Philadelphia. One
Crescent Drive, a four-story office building at The Navy
Yard, is Philadelphia’s first LEED building and the first
Platinum LEED-certified building in the world. Tasty
Baking Company, the maker of Tasty Kakes, will operate at
The Navy Yard out of a LEED-registered manufacturing
facility and LEED CS-Gold corporate headquarters building,
both developed by Liberty Property Trust/Synterra Limited
Partners. The Navy Yard is home to the corporate campus for
Philadelphia-based clothing manufacturer Urban Outfitters
Inc. Located in five rehabilitated buildings formerly used for
ship building and maintenance, the Urban Outfitters campus
incorporates bioswales that collect stormwater and mitigate
solar heat gain and utilizes limited impervious coverage in
parking areas. Materials from the original structures were
reused in the building’s interior. By the end of 2008, Exelon
Generation Co. and Epuron will partner to build and operate
a solar power plant at the Navy Yard that could power 200
homes. It will be the largest electric solar power plant in any
U.S. city, and will have the same ecological impact as
planting 300 acres of mature trees.
Shipyard activities can be seen from the
cafeteria of the Urban Outfitters corporate
campus.
Source:
Lara
Swimmer
CURRENT STATUS
More than 80 companies, several restaurants, and three U.S. Navy units currently occupy 5.5 million
square feet of developed space at The Navy Yard. Major office tenants include Barthco International,
Rotem, Urban Outfitters, and VITETTA. Tasty Baking Company will move its operations to The Navy
Yard in 2009. An estimated 7,000 people are presently employed at The Navy Yard.
CASE STUDY
ROUTE 73 SOUTH REDEVELOPMENT AREA
Borough of Palmyra, Burlington County, NJ
www.state.nj.us/dep//srp/brownfields/bda/palmyra
OVERVIEW
The Route 73 South Redevelopment Area consists of 26 brownfield properties on approximately 186
acres, representing more than 15 percent of Palmyra’s total land area. In 2004, the properties were
designated a Brownfield Development Area (BDA) by the New Jersey Department of Environmental
Planning (NJDEP). Under this program, NJDEP enables coordinated remediation and reuse of multiple
brownfield sites. The Borough of Palmyra’s plans for reuse of the area call for a mix of uses, including
residential, commercial, retail, and recreation.
SITE HISTORY
The Route 73 South Redevelopment Area is located at the base of the Tacony-Palmyra Bridge, a
gateway between New Jersey and Philadelphia. It is adjacent to the 350-acre Palmyra Cove Nature Park,
located along the Delaware River.
The Route 73 South Redevelopment Area represents more than 15 percent of the
Borough of Palmyra’s total land area and includes more than two dozen brownfield
sites. The project, located at the base of the Tacony-Palmyra Bridge, will be anchored
by redevelopment of the Tacony-Palmyra Flea Market into a mix of uses including
residential, commercial, and retail. Source: Google Earth
Previous and existing property uses in the redevelopment area include deposition of dredge spoils, a
private landfill, a private airport, sand and gravel mining, a munitions test area for the Philadelphiabased Frankford arsenal, gasoline service stations, used car dealerships, car repair shops, and residential
units.
In July 2003, the properties received designation as an NJDEP BDA. Under the BDA designation, the
DEP assigns a dedicated case manager to coordinate remediation and reuse, and to establish a long-term
partnership with involved agencies and stakeholders.
The Borough of Palmyra currently holds Tax Sale Certificates and/or plans to acquire parcels in the
redevelopment area, and has satisfied Proof of Site Control. Environmental investigation of the
properties is underway. Palmyra is in negotiations with developers to create a redevelopment plan.
Plans for reuse center on two “anchor” properties, currently used as a weekend flea market and a leafand-wood compositing facility, with a combined size of 165.5 acres. Along with a mix of uses including
residential, commercial, and retail, the Borough of Palmyra envisions development of a greenway along
Route 73 and creation of a greenbelt buffer along the redevelopment area’s boundary with the Palmyra
Cove Nature Park and Pennsauken Creek.
REDEVELOPMENT FINANCING
In 2004, NJDEP presented the Borough of Palmyra with grant funding of $684,767 through the
Hazardous Discharge Site Remediation Funds (HDSRF) program to conduct soil and ground water
testing to assess the extent of contamination on the brownfield properties. NJDEP also provided two
additional grants of $1,900,000 each for additional site investigation, as well as another $750,000 grant
for special investigation of the flea market site.
CURRENT STATUS
The Route 73 South Redevelopment Area is currently
in the investigation process. During recent
investigation work at the flea market property, large
quantities of live shells were discovered at the site,
leftover from a period during which the property was
used as a testing range for recoilless rifle systems
used in World War II. While local officials were
aware of this use during the war, they were surprised
by the amount of live ammunition that was left
behind. A munitions team from Knoxville, Tennessee
has been detonating the shells on site every week.
Due to the live shells, environmental clean up in this
area took longer than planned, but development is still
going forward, and negotiations to select a project
developer are underway.
The site of a weekend flea market, formerly a drivein movie theater, is a focal point for redevelopment
plans. Source: NJDEP
CASE STUDY
PEMBROKE NORTH
Radnor Township, Delaware County, PA
www.pembrokenorth.com
OVERVIEW
Pembroke North combines several hallmarks of sustainable
development. It is a LEED-registered, transit-oriented,
pedestrian- and bicycle-friendly infill condominium project on a
4.1-acre former brownfield. The developer, Razak Companies,
involved the community during the development process,
brought in visionary architects, and restored environmental
habitat on site.
SITE HISTORY
Pembroke North is located on the former site of an iron works
foundry and, later, the Main Line Land Rover Dealership. Prior
to redevelopment, the site had a 92 percent impervious surface
coverage ratio. The 4.1 acre site is located within a half-mile of
the SEPTA St. David’s R5 station and downtown Wayne.
The 54-unit condominium project is
the first multi-family residential
building to be registered for LEED
certification
in
the
Greater
Philadelphia area. Source: Pembroke
North
During clean-up, over 11,000 cubic yards of impacted soil was
removed from the site. The main contaminant at the site was fuel
oil. The infill project was designed to integrate into downtown
Wayne’s walkable, mixed-use character. Renowned architects
Venturi, Scott Brown and Associates designed the building, which includes 54 condominiums on 2.59
acres of land (for a density of 20 dwelling units per acre), with 92 partially-underground vehicle parking
spaces as well as bicycle racks. More than one acre of land that was previously covered in impervious
surface was returned to a natural state of grass. Existing trees on the site were protected.
The site plan for Pembroke North, which is located within a half-mile of
SEPTA’s St. David’s R5 station and downtown Wayne. Source: Pembroke North
Pembroke North is the first multi-family residential building to be registered for LEED certification in
the Philadelphia area and
includes a number of green
features. The building
orientation and extensive use
of high-efficiency windows
allow for abundant natural
light and help conserve
energy. Geothermal heat
pumps, tankless water
heaters, and dual-flush toilets
reduce energy and water
consumption. Indoor air
quality is supported through
During construction of Pembroke North, existing trees on the site were
use of no- or low-VOC
preserved. Source: Pembroke North
indoor finishes. Light
pollution is controlled
through lighting design and fixtures.
The project also includes an innovative stormwater management system. Sub-surface stone beds allow
for onsite retention, infiltration, and staged release of stormwater. The onsite management of stormwater
and increased pervious surface area means that the project will not tax the area’s stormwater system.
Razak Companies worked closely with Radnor Township to create a development plan that fit within the
township’s Land Use Plan and met community support. A new R-6 zoning district was created for the
area that allows an average lot area per dwelling unit of not less than 2,100 square feet. The project
includes a walkway to connect residents with adjacent land uses, enhancing pedestrian amenities in the
area.
REDEVELOPMENT FINANCING
Razak Companies did not utilize public financing in the project.
All assessment and clean up costs were incorporated into the
privately-financed construction costs. Total development costs
for the project were $41 million. Of this, $25 million was for
construction and $1.45 million was for remediation.
CURRENT STATUS
Construction at Pembroke North is scheduled for completion in
the latter part of 2008. Beginning in early 2008, Pembroke North
began offering units for sale. The condominiums range in size
from 1,350 to 2,700 feet, with one to three bedrooms. All units
feature a balcony and some have private terraces. Prices range
from $500,000 to over $1 million.
Indoor air quality at Pembroke North
is ensured through use of no- or lowVOC paints, carpets, and other
finishings. Source: Pembroke North
CASE STUDY
RIVERFRONT NORTH
Bristol Borough, Bucks County, PA
www.bcrda.com/brownfield-projects.html
OVERVIEW
A residential retirement community and the worldwide headquarters of the Lenox factory provide homes
and jobs at a 52-acre former industrial site on the Delaware River.
SITE HISTORY
Riverfront North is a 52-acre site located on the Delaware River in Bristol Borough. The site has a long
industrial history, including functions as a shipyard and trash transfer station. A portion of the property
operated as a zinc manufacturing plant, which ceased operations in 1986. The most recent industrial
occupant, the Dial Corporation, manufactured soap products at the site until closing its doors in 2001.
Following closure of the zinc plant in 1986, Bristol Borough and the Bucks County Redevelopment
Authority (BCRDA) envisioned a sweeping change of uses at the rundown and underutilized waterfront
property. The BCRDA ranked the site as the number one priority in an inventory of all brownfield sites
in the Enterprise Zone of Bucks County. The idea was to revitalize the area and change the usage from
industrial to residential and office. Additionally, the site’s waterfront location, within walking distance
of Bristol Borough’s commercial district, represented an opportunity to attract visitors, create public
spaces, and spur revitalization of the downtown.
LEFT - Riverfront North Redevelopment Plan (Source: DePallo Design and Planning); RIGHT - new homes
near the waterfront (Source: BCRDA)
REDEVELOPMENT FINANCING
From 1986 to 1988, the BCRDA worked with Bristol Borough to begin acquiring parcels of property at
the site through eminent domain. In 1998, BCRDA secured a grant from the Pennsylvania Department
of Community and Economic Development (DCED) for an environmental assessment of site conditions.
A U.S. Environmental Protection Agency (EPA) brownfields pilot grant served as a match. Bristol
Borough also contributed to assessment costs. Following completion of the assessment, BCRDA created
a development and marketing plan consistent with the cleanup standard that the property could meet.
The work plan was approved by the Pennsylvania Department of Environmental Protection (DEP)
through the state’s Land Recycling Program. A 13-acre parcel at the northern section of the site was
targeted for cleanup to residential standards under Act 2. Due to heavy contamination from previous
industrial uses, the balance of the site was planned for cleanup to non-residential standards.
With environmental conditions identified, site remediation commenced. DCED contributed a $862,567
grant for site remediation. BCRDA secured additional funding for demolition of concrete foundations.
Bristol Borough provided a 25 percent match for these grants, as well as $220,000 for remaining
demolition costs. Remediation efforts initially focused on the 13-acre parcel at the northern section of
the site designated for cleanup to residential standards. Due to community interest in limiting the
impacts of redevelopment on schools, BCRDA issued a request for proposals to develop the property
into age-restricted owner-occupied housing. By 2001, Riverbirch developers completed construction on
a 56-home retirement community and all homes were sold within one year of groundbreaking.
Also in 2001, the Dial Corporation closed operations at the site. BCRDA purchased the Dial property,
which included 9.9 acres at the southern section of the site and all buildings, for $2 million. To cover
purchase costs, BCRDA borrowed $1.5 million from Bucks County’s Community Development Block
Grant fund and secured a $600,000 loan from a private bank. Assessment and remediation of the nonresidential section of Riverfront North continued with state funds covering 75 percent of assessment
costs, and the EPA supplying the balance. BCRDA obtained a $720,000 revitalization grant for building
demolition. In 2002, Bucks County assisted in obtaining a $2.5 million Section 108 loan for
remediation. In addition, the Borough of Bristol secured a $2.3 million US Economic Development
Administration (EDA) grant for site improvements and infrastructure installation.
In June 2003, Preferred Real Estate purchased from BCRDA a parcel at the southern section of the site
with plans to renovate the Dial Soap warehouse and develop three pad sites for office buildings, as well
as an additional 120,000 square feet of Class A office space. The Dial building is listed on the National
Register of Historic Places; renovation of the historic structure provided $2.1 million in tax credit
funding. In addition, the site’s location within the Enterprise Zone of Bucks County qualified it for a
$250,000 Neighborhood Assistance Program Enterprise Zone Tax Credit. The completed project
combines the historic building and new construction as a Class A office complex entitled Island View
Crossing. In 2006, the Lenox Corporation, manufacturer of china and gifts, announced that it would
locate its worldwide headquarters at the rehabilitated former Dial Soap warehouse. The Governor’s
Action Team provided Lenox with an incentive package, including $600,000 in opportunity grants,
$250,000 in customized job-training funds, and $495,000 in job-creation tax credits to secure the deal.
A Pennsylvania Department of Conservation and Natural Resources (DCNR) grant of $100,000 was
awarded to install the Rail Spur Park Walk in the northwestern part of the borough. The Walk will run
along Radcliff Street from Mill Street. Preferred has agreed to continue the Rail Spur Park Walk through
its property.
CURRENT STATUS
Riverfront North is now home to a thriving community, hundreds of new jobs, and a revitalized
waterfront with trails and boat access. The residential neighborhood at Riverfront North is flourishing,
with 112 permanent residents and homes valued at twice the original purchase price. In May of 2006,
Lenox became the anchor tenant of the Dial Soap building, occupying 126,000 of the 183,000 square
foot site for 12 years. The move created and retained more than 470 jobs. The walk and landscaping for
the Rail Spur Park Walk is now complete, providing access to the waterfront. Before redevelopment, the
13-acre parcel at the northern part of the site generated no real estate taxes. Today, each of the new
housing units provides more than $4,000 in annual property taxes to the borough, school district, and
county for a total exceeding $250,000.
CASE STUDY
THE VICTOR BUILDING
City of Camden, Camden County, NJ
www.victorlofts.com
OVERVIEW
Dranoff Properties transformed the old RCA Victor
manufacturing building into luxury rental
apartments, bringing a new residential component
to the revitalized Camden waterfront. The Victor
Lofts are the first market-rate housing in Camden in
more than 40 years.
SITE HISTORY
Constructed in 1909-1916, the former RCA Victor
building was the birthplace of the Victrola. RCA
acquired the building when it took over the Victor
Talking Machine Company and its Camden
manufacturing plant in 1929. The building is Once vacant and vandalized, the old Victor building
sometimes referred to as the Nipper Building is now home to 341 luxury apartments. Source: New
because the trademark image of the Victor dog, Jersey Department of Environmental Protection
named Nipper, appears in stained glass on the
building tower. The building is one of the most important works of the architectural and engineering
firm Ballinger and Perrot. As Camden’s industrial
sector declined, the building was left vacant for 11
years. In 2002, it was placed on the National Register
of Historic Places. In 1997, it was listed on
Preservation New Jersey’s Ten Most Endangered
Sites.
In the mid-1990s, the Delaware River Port Authority
(DRPA) took ownership of the vacant building.
DRPA cleaned up the first floor, replaced broken
stained-glass windows, and turned on the tower’s
light. As the State of New Jersey began investing in
the City of Camden, and with the redevelopment of
the
waterfront
underway,
Philadelphia-based
development firm Dranoff Properties acquired the
building.
The famous tower is now home to a three-story
fitness center with 360 degree views. Photo: Don
Pearse Photographers, Inc.; Used with permission
from Dranoff Properties
With the involvement of a New Jersey Department of
Environmental Protection (NJDEP) case team, which
included a case manager, technical coordinator, and
geologist, Dranoff was able to obtain approvals for
remediation and redevelopment before construction
began in 2002.
To
remove
toxic
polychlorinated
biphenyls, or PCBs, from contaminated
concrete floors and walls, NJDEP
approved remedies including using
surfactants (cleansing agents) and/or
scarification (in which contaminated
concrete is cut or scraped away). In the
basement and areas where other
technologies were impracticable, PCBs
were entombed in concrete. Deed
restrictions on the property ensure that
entombed contaminants are managed over
time. NJDEP also required that all sources
of groundwater contamination be removed
from the site; required injection of
Regenesis’s
Hydrogen
Release
CompoundTM to address residual soil and The courtyard at Victor Lofts. Photo: Don Pearse
Photographers, Inc.; Used with permission from Dranoff
groundwater contamination; mandated Properties
installation of an underground barrier wall;
and called for the establishment of a Classification Exception Area with ongoing groundwater
monitoring. NJDEP also provided letters from the Assistant Commissioner to interested parties such as
lenders and insurers to address any concerns that they had regarding the remediation.
REDEVELOPMENT FINANCING
The majority of the funding for the $60 million project came from private sources. FleetBoston
Financial structured the overall financing and provided the $30 million first mortgage. Notably, Dranoff
was turned down by many other lenders concerned about the project’s viability. The Casino
Reinvestment Development Authority provided a second mortgage for $8.7 million at 5.5 percent
interest, and the DRPA provided a third mortgage for $3 million at 7 percent interest. Approximately $5
million of the Casino Reinvestment Development Authority dollars, which are designated for use in
smart growth efforts, went toward environmental clean-up. Dranoff invested approximately $10.8
million, in part through the sale of historic tax credits. The DRPA provided an additional $7 million in
grants. The Investment Tax Credit was also utilized.
CURRENT STATUS
To convert the structure into luxury rental apartments, Dranoff removed concrete and steel from the
center to create a landscaped atrium courtyard. The landmark Nipper tower is now part of a three-story
rooftop fitness center with 360-degree views. Victor Lofts, as the building is now called, features a 24hour concierge, three conference rooms, and a theater. In addition, there are 25,000 square feet of on-site
retail on the building’s first floor to serve residents and the community. Although use of historic tax
credits means the property must be rental housing for five years, the Victor Lofts were designed so that
they could be sold as condominiums. Dranoff also has a new condominium project in the works nearby.
Radio Lofts, which is expected to break ground in fall 2008, will be the first residential condominium on
the Camden Waterfront. Dranoff’s efforts in Camden are fundamental to the success of the
redevelopment of the waterfront because they bring in residents to patronize stores, restaurants, and
other investments, creating 24-hour activity in the area.